HomeMy WebLinkAboutcoa.lu.ex.Jordan/Hecht,Lot7,Blk2-Snowbunny.1974ol�
JORDAN/HECHT —I
Lot 7, Block 2, Snowbunny
(�j
0
April, 1974
ASPEN PLANNING & ZONING COMMISSION RESOLUTION
HECHT/JORDAN EXEMPTION FROM DEFINITION OF SUBDIVISION
WHEREAS, a request has been made for an
exemption from the definition of a subdivision under
Section 20-10 (c) of the subdivision regulation to permit
the applicants, Andrew V. Hecht and William R. Jordan
to acquire undivided one half interests in Lot 7, Block 2,
Snowbunny Subdivision, and
WHEREAS, the property contains an existing
duplex and is therefore developed to its full capacity in
conformity with zoning for the district, and
WHEREAS, the Aspen Planning and-,oning Commission
has reviewed said application and finds that the design require-
ments of 20-7 of the subdivision regulation are fulfilled,
NOW THEREFORE BE IT RESOLVED, that the Aspen
Planning and Toning Commission finds said Lot 7, Block 2,
Snowbunny Subdivision, being divided into condominium inter-
ests, to be exempt from the
Cha
Asp
4finition of subdiv}sion.
l
an
Planning & 7w ping Co ssion
Dated this L day of 1974
J
• 1
_ 1
CITY OFr ..*S P E N
aspen,colorado,,w box v
CERTIFICATE
STATE OF COLORADO)
COUNTY OF PITKIN ) ss
CITY OF ASPEN )
I, Catherine Armstrong, Deputy City Clerk, in and for said
State, County and City, do hereby certify that the foregoing is
a true, perfect and complete copy of:
ASPEN PLANNING & ZONING COMMISSION RESOLUTION
HECHT/JORDAN EXEMPTION FROM DEFINITION OF SUBDIVISION
as the same appears of record in my office.
WITNESS 7ha nd and official seal this �� day of
1974.
DEPUTY CITY4LER
SEAL
• •
RECORD OF PROCEEDHNGS 100 Leaves
FO } C. P. -ELM P. 1. 1 1. M
Regular Meeting Aspen Planning & Zoning April 16, 1974
Meeting was called
to order by Vice Chairman Spencer Schiffer at 5:10 p.m.
with members Bryan
Johnson, Jack Jenkins, Geri Vagneur and Janet Landry.
Also present City/County
Planner herb Bartel, Assistant Planners Donna Baer
and John Stanford
and City Attorney Sandra Stuller.
OLD BUSINESS
Vice Chairman Schiffer stated that the Molny/Eubanks
Molny/Eubanks
project was given final approval under_ Ordinance #19
Final Approval
subject to certain conditions. Stated that those con-
ditions have been fulfilled, consequently, final approval
is complete.
Bartel pointed out that Molny has acquired an additional
7' easement which was part of of the Card property and
can move those structures an additional 7' away from
the river, which is even that much better than what he
had shown on the plan. Stated that does not require any
action of the Commission.
Landry made a motion that final approval be granted for
the Molny/Eubanks project under Ordinance f19 since all
the conditions had been met. Motion failed for lack of
a second.
Rio Grande Vice Chairman Schiffer suggested this discussion be
Subdivision placed at the end of the agenda.- Concensus of the Corn -
mission was to place this item at the end of the agenda.
Resolutions for Bartel submitted the resolutions for exemptions to con -
Exemptions to dominiumize duplexes which the Commission acted on at
Condominiumize the last regular meeting.
Duplexes
Schiffer. pointed out that this was only two: Jordan
Hecht and Chestnut/Neiman. Stated that have complied
with the requirements and regulations.
Concensus of Commission was to have Vice Chairman Schif-
fer sign the two resolutions.
Set Public
Vice Chairmar. Schiffer stated that it was necessary for
Hearing Date
the Commission to set a date for the public hearing of
the historic desig:riat.ion of . the City Ball, Lift #1 (old)
and the Community Church.
Johnson made a motion to set the public hearing for the
historic designation of City Ball, the old Lift #1 and
the Community Church for 5:00 p.m. May 21., 1974. Motion
seconded by Vagneur. All in favor, motion carried.
Public Hearing
Vice Chairman Schiffer opened the public hearing on the
Rubey Park View '
Rubey Park View Planes.
Planes
Schiffer pointed out that this hearing included the In-
dependence Pass corridor and the Aspen Mountain View
corridor.
Bartel submitted a map showing the two proposed view
planes. Stated that they had decreased the angle of
the Aspen Mountain View Corridor and retained the In-
dependence Pass Plane. Stated that the reason for this
was first,.wanted to, where possible, limit the view
plane to one for the undeveloped portion of the block
directly across from Rubey Park and that with both Rubey
Park and Wagoner Park being public land and the use of
Rubey Park for transportation center, in the lonq run
there is going to be a shift from the place wlioro vi::i-
LAW OFFICES
CLARK, GATES, AUSTIN 8, MCGRATH
600 EAST HOPKINS STREET
BOX 3707
WILLIAM E.CLARK ASPEN,COLORADO 81611
LEONARD M. OATES
RONALD O. AUSTIN
J. NICHOLAS MCGRATH,JR.
WILLIAM R. JORDAN III March 15, 1974
City of Aspen
Planning Department
P.O. Box V
Aspen, Colorado 81611
Attention: Ms. Donna Baer
Re: Condominiumization of Duplex
Located on Lot 7, Block 2
Snowbunny Subdivision
Dear Donna:
AREA CODE 303
TELEPHONE 925-2600
I am submitting this letter pursuant to the provisions
of Section 20-10 of the Code of the City of Aspen requesting
an exemption from the provisions of Chapter 20 under Section
20-10 (c) of the Code.
Enclosed please find:
1. Improvement survey of subject property.
2. Receipt and Option Contract for subject property.
As you can see from the enclosed, Andrew V. Hecht and
I have contracted to purchase this platted lot. The duplex
is currently owned by Carl and Fern Harbage. The Harbages
live on one side of the duplex and rent the other side. Our
proposed use would in no way increase density. It is our
intention that I own and occupy one side of the duplex and
Mr. Hecht own and occupy the other side. The sole motive
for the proposed condominiumization is the obtaining of
housing for two Aspen families at a reasonable cost.
If the exemption shall be granted by the City of Aspen
Planning and Zoning Commission, Mr. Hecht and I would purchase
the two duplex units as separate condominium units and would
be able to obtain separate financing for each unit. The effect
and use of the property would be no different than that which
has been made since the duplex was first constructed
approximately seven years ago.
Respecting the pertinent design requirements which must
be fulfilled pursuant to Section 20-7 for an entitlement to
an exemption under Section 20-10, I submit the following:
• 0
• C.LARK,OATES, AUSTIN 8, MCGRATH
Ms. Donna Baer
Page 2
March 15, 1974
1. The property fronts on Snowbunny Lane, and I
believe complies with all of the minimum
classifications respecting widths and grades.
2. Snowbunny Lane is an accepted road by the City
of Aspen which is surfaced and maintained by it
at regular intervals.
3. The property is serviced by and connected to
the City of Aspen Water System.
4. The property is serviced by and connected to
the Aspen Metropolitan Sanitation District.
5. I believe that all requirements of Section 20-7
of the Code of the City of Aspen relating to lot
sizes are complied with; and inasmuch as the property
is fully improved, I would request a waiver of certain
of the provisions of sub -paragraph 5 of Section 20-7.
Please let me know if there is any additional
information respecting this application which you would like
at this time. I would request that the exemption application
be processed and that I be advised of the date of,a hearing
for exemption, in order that provision may be made for the
separate financing of the separate units.
Sincerely,
CLARK, OATES, AUSTIN & McGRATH
By
i iam R. or an III
WRJ/lrc
cc: Andrew V. Hecht, Esq.
LAW OFFICES
CLARK, OATES, AUSTIN & MCGRATH
600 EAST HOPKINS STREET
BOX 3707
WILLIAM E.CLARK ASPEN, COLORADO 81611
LEONARD M. OATES
RONALD D• AUSTIN
J. NICHOLAS McGRATH,JR.
WILLIAM R.JORDAN M March 15, 1974
City of Aspen
Planning Department
P.O. Box V
Aspen, Colorado 81611
Attention: Ms. Donna Baer
Re: Condominiumization of Duplex
Located on Lot 7, Block 2
Snowbunny Subdivision
Dear Donna:
I am submitting this letter pursuant
of Section 20-10 of the Code of the City of
an exemption from the provisions of Chapter
20-10 (c) of the Code.
Enclosed please find:
AREA CODE 303
TELEPHONE 925-2600
to the provisions
Aspen requesting
20 under Section
1. Improvement survey of subject property.
2. Receipt and Option Contract for subject property.
As you can see from the enclosed, Andrew V. Hecht and
I have contracted to purchase this platted lot. The duplex
is currently owned by Carl and Fern Harbage. The Harbages
live on one side of the duplex and rent the other side. Our
proposed use would in no way increase density. It is our
intention that I own and occupy one side of the duplex and
Mr. Hecht own and occupy the other side. The sole motive
for the proposed condominiumization is the obtaining of
housing for two Aspen families at a reasonable cost.
If the exemption shall be granted by the City of Aspen
Planning and Zoning Commission, Mr. Hecht and I would purchase
the two duplex units as separate condominium units and would
be able to obtain separate financing for each unit. The effect
and use of the property would be no different than that which
has been made since the duplex was first constructed
approximately seven years ago.
Respecting the pertinent design requirements which must
be fulfilled pursuant to Section 20-7 for an entitlement to
an exemption under Section 20-10, I submit the following:
CLARK,OATES, AUSTIN & MCGRATH
Ms. Donna Baer
Page 2
March 15, 1974
1. The property fronts on Snowbunny Lane, and I
believe complies with all of the minimum
classifications respecting widths and grades.
2. Snowbunny Lane is an accepted road by the City
of Aspen which is surfaced and maintained by it
at regular intervals.
3. The property is serviced by and connected to
the City of Aspen Water System.
4. The property is serviced by and connected to
the Aspen Metropolitan Sanitation District.
5. I believe that all requirements of Section 20-7
of the Code of the City of Aspen relating to lot
sizes are complied with; and inasmuch as the property
is fully improved, I would request a waiver of certain
of the provisions of sub -paragraph 5 of Section 20-7.
Please let me know if there is any additional
information respecting this application which you would like
at this time. I would request that the exemption application
be processed and that I be advised of the date of a hearing
for exemption, in order that provision may be made for the
separate financing of the separate units.
Sincerely,
CLARK, OATES, AUSTIN & McGRATH
By mil �-
i iam or an III
WRJ/lrc
cc: Andrew V. Hecht, Esq.
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SAL E / IAICI-1 4p FEET
L. O 7T
Na '
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NOD "0_�f'00';
200.00
/ yr"
P 46•�'
LANE
Th7s is to certify th i on thC: 1`vth day of Sep ternber, I7vi, I made a Survey
of Lot 7 in Block 2 of the Snowbunny Sub -Division as, situated in the SW
of Section I, Township 10 South, Range 85 West of the 6th Principal Meridian
and in the NW;; of Section 12, Township 10 South, Range 85 West of the 6-th
Principal Meridian, County of Pitkin, State of Colorado, as shown and by
plat filed in the Office of Clerk and Recorder in -the County of Pitkin,
State of Colorado, as Document Number 105066. 1 found the one-story frame
duplex with wood shingled roof -to be located entirely within the boundry
line of the above -described property as shown on the plat. The location and
dimensions of all buildings, improvements, easements, and right-of-ways in
evidence or known to me and encroachments by or on the premises are
accurately shown.
Re( iisIered Land Surveyor -
` j
�NX
The printed portions of this form approved by the
Colorado Real Estate Commission (SC 20-7-71)
RECEIPT AND OPTION CONTRACT
(RESIDENTIAL)
March 8, '19 74
RECEIVED FROM WILLIAM R. JORDAN III and ANDREW V. HECHT
Purchaser ('s$�eY1#r, the sum of $ 9 , 000. 00 , in the form of check
to be held by ROY' S . RE ID , broker, in his escrow or trustee account,
as earnest money and part payment for the following described real estate situate in the
County of P i t k i n , Colorado, to wit
Lot 7, Block 2 Snowbunny Subdivision
with all improvements thereon and all fixtures of a permanent nature currently on the premises except as hereinafter
provided, in their present condition, ordinary wear and tear excepted, known as No- 1 270 Snowbunny
La ne
Bich property purchaser agrees to buy upon the following terms and conditions, for the purchase price of
$ 96, 000, 00 , payable as follows: $ 9a 000 - 00 hereby receipted for,4 balance of
$ 4,000.00 in certified funds at closing.
1. If a note and trust deed or mortgage is to be assumed, the purchaser agrees to pay a loan transfer fee not to
exceed $ None and it is a condition of this contract that the purchaser may assume such encum-
brance without change in its terms or conditions except None _
2. Price to include any of the following items currently on the premises: Lighting, heating and plumbing fixtures;
all outdoor plants, window and porch shades, venetian blinds, storm windows, storm doors, screens, curtain rods, drap-
ery rods, central air conditioning, ventilating fixtures, attached TV antennas, attached mirrors, linoleum, awnings,
water softener (if owned by seller), fireplace screen and grate, built-in kitchen appliances, wall to wall carpeting and
alla__liances including washers and dryers on both sides of duplex,
a � chen app is ces on 15-0ths e of duplex except dishwasher on
all in their present condition, free and clear of all taxes, liens and encumbrances except as provided in paragraph 4;
provided, however, that the following fixtures of a permanent nature are excluded from this sale: None
3. Acurrent commitment for title insurance policy in an
amount equal to the purchase price, at seller's option and expense, shall be furnished the purchaser on or before
April 22, , 1974sailer will
deliver the title insurance policy to purchaser after closing and pay the premium thereon.
4. Title shall be merchantable in the seller. Subject to payment or tender as above provided and compliance with
the other terms and conditions hereunder by purchaser, the seller shall execute and deliver a good and sufficient
General _warranty deed to said purchaser on June 26 , 19 74
or, by mutual agreement, at an earlier date, conveying said property free and clear of all taxes, except the general
tares for 19 74, payable January 1, 19 75 , and except None
free and clear of all liens for special improvements now installed, whether assessed or not; free and clear of all liens
and encumbrances except easement for telephone, electricity, water and sanitary sewer, and except any and a 11
restrictions, reservations, covenants and easements of record.
and subject to building and zoning regulations, and restrictive covenants of record. Any encumbrance required to be
paid may be paid from the proceeds of this transaction.
6. General taxes for 19 74, (based on 19 73 levy and 19 73 assessment), prepaid rents, water rents, sewer
rents, FHA mortgage insurance premiums and interest on encumbrances, if any, and utilities
shall be apportioned to date of delivery of deed.
No. SC 20-7-71 Receipt and Option Contract (Residential) —Bradford Publishing Co., 1824-46 Stout Street, Denver, Colorado-6-73
LJ
6. The hour and place of closing shall be as designated by
Seller
7. Possession of premises shall be delivered to purchaser on closing
subject to the following leases or tenancies: None
If the seller fails to deliver possession on the date herein specified, the seller shall be subject to eviction and shall be
liable for a daily rental of $ 100.00 until possession is delivered.
8. In the event the premises shall be damaged by fire or other casualty prior to time of closing, in an amount of
not more than ten per cent of the total purchase price, the seller shall be obligated to repair the same before the
date herein provided for delivery of deed. In the event such damage cannot be repaired within said time or if such
damage shall exceed such sum, this contract may be cancelled at option of purchaser. Should the purchaser elect to
carry out this agreement despite such damage, such purchaser shall be entitled to all the credit for the insurance
proceeds resulting from such damage, not exceeding, however, the total purchase price. Should any fixtures or ser-
vices fail between the date of this agreement and the date of possession or the date of delivery of deed, whichever
shall be earlier, then the seller shall be responsible for the repair or replacement of such fixtures or services with a
unit of similar size, age and quality or an equivalent credit.
9. Time is of the essence hereof, and if any payment or any other condition hereof is not made, tendered, or per-
formed by purchaser as herein provided, then this contract shall be null and void and of no effect, and both parties
hereto released from all obligations hereunder, and all payments made hereon shall be retained on behalf of the seller,
as liquidated damages. (i VV
`�
10. In the event the seller fails to approve this instrument in writing on or before March V1 .
19 74 , or if title is not merchantable and written notice of defects is given to the seller or agent wiTthin the time
herein provided for delivery of deed and shall not be rendered merchantable within 30 days after such written notice,
then this contract, at purchaser's option, shall be void and of no effect and each party hereto shall be released from
all obligations hereunder and the payments made hereunder shall be returned forthwith to purchaser upon return of
the abstract, if any, to seller; provided, however, that in lieu of correcting such defects, seller may, within said 30 days,
obtain a commitment for Owner's Title Insurance Policy in the amount of the purchase price showing the title to be
free from such defects and seller shall pay full premium for such Title Insurance Policy.
11. Additional Provisions: See Exhibit A attached hereto and incorporated
herein .
12. Upon approval hereof by the seller, this agreement shall become a contract between seller and purchaser
and shall inure to the benefit of the heirs, successors and assigns of said parties.
AgentRoyRei Realty
� eaer 1 � Dace by
��
l B Fitzger_al/d Real Estate
Parch er kAn ec�l �Y
Seller approves the a ove contract this day of ~ CA&— , 19 74 and agrees
to pay a commission of 6 % of the gross sales price for services in this transaction, and agrees that, in the
event of forfeiture of payments made by purchaser, such payments shall be divided between the seller's broker and
the seller, one half thereof to said broker, but not to exceed the commission, and the balance to the seller.
i
Carl Harbag@'ler Fern Harbage ller
Purchaser's Address P.O. Box 3707, Aspen, Colorado 81611
Seller's Address_ P.O. Box 888, Aspen, Colorado 81611
i� L (, t--- ----
CC to 1C< �'LLC� i
�i.
EXHIBIT A
To Receipt and Option Contract
Purchasers, William R. Jordan III
and Andrew V. Hecht
This contract is expressly contingent upon the execution
hereof by Andrew V. Hecht, or his attorney in fact within ten
days of the date hereof. In the event that Andrew V. Hecht or
his attorney in fact does not execute this contract within said
ten days, then this contract shall be null and void and all
parties relieved from further obligations hereunder and all sums
paid by Purchasers to Seller shall be returned to Purchasers.
This contract is further expressly contingent upon the
ain{{���i,,ng of financing by Purchasers in an amount of not less
/$i S SO 0. C7
n ', for not less than 30 years at an interest rate
of not more than 91% per annum, and not more than a two point
loan fee; or in the event Purchasers elect to condominiumize the
duplex, the obtaining by each William R. Jordan III and Andrew.
V. Hecht of financing in an amount of not less than $46-,-,9nU—.00 GI
for not less than 30 years at an interest rate of not more than
91% per annum, and not more than a two point loan fee. In the
event that Purchasers are unable to qualify for one of the above
financing arrangements within 30 days of the date of acceptance
hereof by Seller, then this contract shall be null and void and
all parties relieved from further obligations hereunder and all
sums paid by Purchasers -to Seller shall be returned to Purchasers
PURCHASERS:
J
PEVAU OF PROCEEDINGS
1UU Leaves
RECORD OF PRUCEEDINGS
100 Li.itfs
Reg.:1ar Msstln7
ASPlanning and Zoning
April
2, 1974
Re uilar Meeting aspen Flannina and Zonin '
=- - _ __; Final ?:a-,
:aIncur rade a motion that the Commission
approve
Molny/Eubanks Residence accommodate the cars that wzzu... r__ -:-erate-.
>;,sn,en C,.nter final subdivision
plat with the
Office
c-_ndition that all the conditions
are met
per the
Johnson stated that In a `aril there
cr fror• Sandra Stuller to Art
Dailey,
that
was a possibility that n . anv ...r3'.,-_- ._
t,r_
..'it:, t. _ filet specifically.
generated by the re -ot.` ;we . _ :at a t.
1 r^ '�
guarantee that the cro- _ n-,t __.. _n _: a1
J,%klns .�._x.ded th,. motion. All
in favor, motion
SilverFing tyre of fa;:Iity, w-ere
arr`e;.-
typically single rec-le, w:_:?
of living situation would
xe-.z'::: `rsn a Ytf.-.
ri 'la:neur stated that there was a conflict of
-e::--tion :f . s:iiisio:;:•rest, and left the meeting as she represented
real'_or involved.
Ha,_r stated that this was a request to
con- -.-dZe a duplex, which technically would be
s ;ect to subdivision regulations. Neither the
Office or the Engineering Department
'egad any considerations that needed resolving.
,;o:nscr. made a motion that the Jordan/Hecht
application for exemption from the definition of
"idi•/ision be granted. Jenkins seconded the
C.otion.
All in fa•ror, motion carried.
-. e3tn::t=WS":'ar.r.
L.cr str,tcd that this project was similar to
the Jordan/Hecht application.
„ :,.n ra9c• a motion that the Chestnut-Weimann
a;,riication for exemption from the definition of
%,•livisi,.n b,. gn,nt,.d. Jenkins seeonded the
All :n motion carried.
:'> _.,y_•,ry
!r: !;a,,r ;L:,ted th•.L this was the preliminary :Ind
final approval under Ordinance 19. Robin Molny
err:^rr
d.,,; .,r,...,-n• pr,..a.nl inrl the. plan.
moiny stated that vegetation between the
}emit w,,uld rr:main as it wan presently.
:r. r,.•,�,r: to th,. Planning Office's consideraLion
rail ciodic:,tion, 14oln7 prescnLed a proposal
-at _nst,.,] of grantinq a ten foot easement from
. _,., ,tr.r lime, an oasernc:nL be granted from
,...er=_,rer the water is on a given day.
that ii "t orle time Lne ust- would
non-confotninq, and he would abandon the
.. , ... w,,-:'4 w:,i'rr� the• non-c:onformin•I :a.ntu—
,..... ,• r:,ri,,n:. inr:lu•lr•r) thn vnrianr-r,
__:•ree_'- fro,:, the board of Adjustment concerning
,r,.a, and the covenant required to
•i,+:,1 Lhat Lh,: pnrk i ng area be kept ,
„�3nd ad,:,,:uately plowed in the winter.
i,r.c`1/ r•.vir:w•:rJ the plans of Mr. liubank
t
_nsr.1°.
.....c s_g,:•A that tho project was too dense
.
,r' ... l,,t ;,r,,l 0.0. p+,rkirel ware not admivate to
-1 :-
Chairman Gillis stated that tnev_ s:::::_.i tn. tc
rework the parkin.: situatienin m3`.-2r.
and that the matter should _e ta_lc_4 unt;,! such
a time.
Molny stated that rather than t.';:e the -.3tter,
they would like to get ap_rova:., h-s
He felt that both he and .._. E _a^; •.
willing to drop o:: bo.'•rc ... -!i _-
houses, to help al:eviate�_-e
This implied five bedreors to tee
and four in the Mole\.
Johnson notod that for :la: a,. v.::, a f:nl:ha3
set of plans must be sutn.itte.:. Z...-en_.:s g_r z'-e
Commission was that cor,3itic:u: a r;:a: :e:'2n
and that complotcd Plans r 4.
1974 for review for ro^plia. cc wet.. :'e ,r.anzes•
Landry made a motion that
the project, congiitie-al e -
in.l tho Commission i t::ai 5:,.,::•::.._._.'.. :.t::a ,-
working drawings on hur?.1.1c ',; -I'
the followina_ chanoes: Th.It the
contain nine bodrog ,-1s, fire i:.
and four in the Molny; that r. .•t _..r
site especially that betwg g a:� ..:2
trail be left in place; that ,erat_:-2-_;3-
t ion .Lrrromonl :•!:ou ld I,,• :a:?• :: t t r :: :
oasomont at the ?:t.:h water rar: at ary Iove*
the water mark; that Moiry a recr:.i
to wive non-conformin.l t.tt::s at a
abandons office use, i`_ it Is - fa;t a r •-
cotttormin,i use. VagneuI' -ct1.c n.
Jenkins stated that he didr^g. r cgs
made a better parking or dens:tys::,:att_...
A volo w.l:! t akr•rl.
Gillis, yes; oenkins, no.
flrAinanoo 10 Roviows, Ms. Raor statr.l that thi., w.!. .. .;•vi .. .. a
liopkins tour -Flex previous application. :cr
:t root . i a ?ta.t01 ro, u' ,. .; .t•.
with two single family dwel:l-:a
The complex would ' three
bo.iroonls per unit .ln'l ^.tr:tn.: f
Paul Hamwi was rerrese" :- h2 _.
pl•ojort i`ro:.onto.i woul: .:.tr; ......
Lots.
Jenkins stated that he _ • 7:g''AS:_, 'a
dense in tilat area, _or _.. :'t '. a?• r2: 23
Lind noarl'vlie foit t?:.I: .l*...w.n.. • .:e -r-s:'y
-16-